I am excited to engage with this energetic community and would be grateful for any advice wiser members can offer!

@David Harte , as @Dave Foster you will need to engage an QI to facilitate the transaction on both the sell and buy sides.  

I guess hindsight is 20/20 you could say.As the year went on into 2010, he found himself a girlfriend and got engaged.

I'll get started with that and engage with the attorneys you mentioned for the operating agreement.

@John Tyler,Key information prospective private lenders will want to look at needs to show how their investment is protected, how the deal produces profit, how they get their profit (interest), etc.The process of attracting and engaging private lenders is almost a study unto itself.

@Yingchun Li,If you are renovating now, I would 100% do the wood-plank ceramic tile throughout the house!    

I paused from my work to engage him in conversation.

Even if there is no transaction or exchange of value in a joint venture such as proposed, there could be the indirect benefit of the access to $90K of personal capital enabling the $10K of 401k capital to have a deal to participate in.If an IRA (or disqualified party) can engage in a transaction on its own, then choosing to joint venture in such a format would likely be OK.If either party could not under reasonable circumstances engage in the transaction on a stand alone basis, then there could be issues of benefit.So, say you have $100K in a 401k and $100K liquid personally, and want to invest in a $150K property.  

He said there is about a 2'x2' 'puddle' of fluids on the vinyl plank flooring in the living room near the front door.

Show up and engage.